Costs of Selling Land in Louisiana

Selling Costs in Louisiana: What to Know

Selling land in Louisiana costs less in transfer taxes than in most states. There is no state real estate transfer tax. The one local tax to know about is the flat documentary transaction tax in Orleans Parish (New Orleans).

This page lists the costs a land seller can expect, who usually pays each one, how capital gains tax works on land, and how the numbers change when you sell to a cash buyer who pays closing costs. This page is general information, not legal or tax advice.

Transfer taxes in Louisiana

Louisiana does not charge a state tax when land changes hands. Most parishes do not add one either.

Orleans Parish is the exception to check. The Clerk of Civil District Court collects a flat $325 documentary transaction tax on recorded sales, donations and other transfers of real estate, and lists the seller or donor as the party responsible for it.

Who pays what by custom

Your purchase agreement decides who pays each closing cost. In practice the seller often pays to clear the title (releasing old mortgages or liens), the seller's share of property taxes, and the Orleans Parish tax if it applies. The buyer often pays to record the act of sale and for its own title insurance policy.

If you are not sure who pays a line on the settlement statement, ask the closing notary before you sign.

• Seller: Orleans Parish doc tax (New Orleans only), lien releases, prorated property taxes
• Often buyer: recording the act of sale, lender and owner title policies
• Either side by agreement: notary and closing fees

Recording fees

Louisiana uses a uniform recording fee schedule for parish clerks under La. R.S. 13:844: $100 for a document of 1 to 5 pages, $200 for 6 to 25 pages and $300 for 26 to 50 pages. Parishes may add local fees on top. For example, the St. Tammany Parish Clerk of Court charges $120 for 1 to 5 pages, which includes a $5 state portal fee and a $15 parish fee.

Check the fee sheet of the clerk of court in the parish where your land sits.

Notary, attorney or title company closing

Louisiana follows civil law, and land sales are usually signed as an act of sale before a notary and witnesses. Many notaries are attorneys, and title companies also run closings with a notary on staff.

Rules on who may close a sale can change, so ask the notary or title company handling your sale what they will do and what they charge.

Capital gains tax when you sell Louisiana land

Federal tax applies to the gain, not the full price. Gain is the sale price minus your basis (what you paid plus improvements and costs of buying and selling). If you held the land more than one year, the gain is long-term and the federal rate is 0%, 15% or 20% depending on your taxable income; land held one year or less is taxed at ordinary rates. See IRS Topic 409. Higher earners may also owe the 3.8% net investment income tax (IRS Topic 559).

Louisiana taxes the gain as ordinary income. For tax years 2025 and later, the Louisiana Department of Revenue lists a flat 3% individual income tax rate.

The closing agent usually reports the sale to the IRS on Form 1099-S. If you inherited the land, your basis is generally the value on the date of death, which often shrinks the gain. This page is general information, not legal or tax advice.

How selling to a cash buyer changes your Louisiana costs

In a listed sale you pay an agent commission and your share of closing costs out of the price. When you sell to EasyLotBuyer, there are no fees or commissions and we pay the closing costs. You get a cash offer within 24 hours and can close in as few as 7 days.

We also buy land with back taxes, liens, title issues or no road access, and land held by heirs or an estate. Back taxes are paid at closing from the sale, so you do not need cash up front. Start with the Louisiana land page or check a rough number with the offer calculator.